California Homeowners Fighting and Beating an Unlawful...

California Homeowners Fighting and Beating an Unlawful Detainer (v3)

June 3

2012 This in-depth look at the eviction process after foreclosure gives homeowners serious considerations in beating the banks from stealing their home through an unlawful detainer.

Taking a Stand against

Fraudclosure

www.infotofightforeclosure.com // 510.290.8928 // [email protected] This manual was downloaded under a Preview to www.infotofightforeclosure.com It may not be reproduced in any manner or displayed on any website. Contact [email protected] for a valid copy. COPYRIGHT © 2015 by

K. Simonee Cromwell. All rights reserved. No photocopying or internet posting is allowed without the expressed written permission Forwarding of the book is not allowed

COPYRIGHTED-PREVIEW NOT FOR SALE

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California Homeowners Fighting an Unlawful Detainer…and winning!

Yes, homeowners ARE winning the battle at this stage, and if you do the proper research

you can fight and win too! An unlawful detainer courtroom is the last place anyone wants to

be, especially when the majority of courtrooms are rocket docket courts ran by complacent

judges or commissioners who just want to rubber stamp the eviction and move on to the next

case. But if the wrong party foreclosed you CAN fight to stop the eviction.

The case law surrounding evictions after a property owner has lost their home is

overwhelming and confusing. Cases range from those that state you can and must be allowed

to litigate the issue of Title to those that claim UD’s are “res judicata” against your filing a

lawsuit for wrongful foreclosure. However, there are NO cases that say you can’t question the

manner of which the sale occurred, who conducted the sale, whether the beneficiary is really

the beneficiary, if the recitals are truthful and whether title was perfected based on virtue of

“recording” a Trustee Deed Upon Sale.

If you are like me, understanding the nature of the Unlawful Detainer and what can be

raised is confusing as hell. And to top it off, the UD moves at lightning speed making it almost

impossible to get the discovery you need to stop the imposter from stealing your home. (And

for the majority of these UD’s, that is exactly what the bank is doing).

But take heart, there are ways to both delay the eviction and there are ways to actually

STOP the UD. In order to do this you first have to understand how the UD proceeds through

the court, then what steps you can take to delay, stop or do both with the proceedings.

Be prepared to spend some time sleuthing (detective work) to determine the grounds

you may be able to consider and fight the UD on; and be prepared to spend a little time in court

if you are a pro se1.

KEEP UP THE FIGHT!

Simonee

www.infotofightforeclosure.com

1 Self represented without an attorney




http://www.infotofightforeclosure.com/

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Legal Disclaimer

The information contained in this eBook/Book is provided as a service to the Internet and book buying community, and does not constitute legal advice. We try to provide quality information, but we make no claims, promises or guarantees about the accuracy, completeness, or adequacy of the information contained in or linked to eBook/Book.

As legal advice must be tailored to the specific circumstances of each case, and laws are constantly changing, nothing provided herein should be used as a substitute for the advice of competent legal counsel. Info to Fight Foreclosure is not a law firm and nothing contained in this eBook/Book should be deemed an endorsement or recommendation by infotofightforeclosure.com or the author, K. Simonee Cromwell, of

any attorney or firm or legal recommendations.

© Copyrighted material. All rights are preserved. Copyright by K. Simonee Cromwell, March 2012. No copying, posting on the internet or forwarding of document is allowed without expressed, written permission of K. Simonee Cromwell.




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Contents

Legal Disclaimer ......................................................................................................................................... 3

What is an Unlawful Detainer and how does it proceed? .................................................................... 7

Laws/Statutes Used in Unlawful Detainer .............................................................................................. 8

The Verified Complaint ............................................................................................................................ 10

Improper Service – STOMP THE SNAKE! ....................................................................................... 10

What to Consider in the Verified Complaint ..................................................................................... 11

Who verified the complaint? ........................................................................................................... 12

Trustee Deed Upon Sale ................................................................................................................. 13

Notices to Quit ...................................................................................................................................... 15

Points of Attack with Controlling Case Law .......................................................................................... 15

Is the Complaint verified by the attorney? ........................................................................................ 16

Was the Foreclosing Trustee Properly Substituted? ...................................................................... 17

Was the foreclosing beneficiary the actual beneficiary? ................................................................ 18

Was the purchase done by credit bid or purchase bid? ................................................................. 19

Recitals are hearsay – and inadmissible without competent testimony ...................................... 20

COURT GOTCHA’s ................................................................................................................................. 22

Possession not Title is the Issue to Be litigated .............................................................................. 22

The Matter of Tender ........................................................................................................................... 25

Unlawful Detainer Statutes and Limited Court’s Jurisdiction ..................................................... 25

Tender Exceptions ........................................................................................................................... 26

Don’t be Afraid to Use a Writ of Mandate ......................................................................................... 27

ANSWERING THE COMPLAINT .......................................................................................................... 29

Answers 1 and 2 ............................................................................................................................... 29

Answer 3j and k ................................................................................................................................ 31

Verification ......................................................................................................................................... 34

Answers 4 through 7 ........................................................................................................................ 34

Discovery in an UD Proceeding ............................................................................................................. 35

TRIAL – Preparing to Win! ...................................................................................................................... 36

Issue Conference ................................................................................................................................. 36

Trial Strategy ......................................................................................................................................... 36




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Plaintiff Goes First ................................................................................................................................ 38

Defendant goes Second ...................................................................................................................... 39

The End ..................................................................................................................................................... 39

You Won! ............................................................................................................................................... 40

You Lost - .......................................................................................................................................... 40

Eviction .................................................................................................................................................. 40

Stay Pending Appeal ........................................................................................................................... 41

APPENDIX A – California Statutes ...................................................................................................... 42

UD Statutes and Evidence Codes ..................................................................................................... 42

California Civil Code § 2924 ............................................................................................................... 45

Discovery Statutes ............................................................................................................................... 63

APPENDIX B: Excerpt from a UD Hearing with the Homeowner knocking out the bank! ........... 65

APPENDIX C: Motion to Quash Service .............................................................................................. 72

APPENDIX D: Demurrer Considerations ........................................................................................... 73

APPENDIX E: Answer Considerations ................................................................................................ 75

APPENDIX F: Miscellaneous Case Cites............................................................................................ 77

Challenging the Validity of Title .......................................................................................................... 77

Evidence Codes ................................................................................................................................... 78

Plaintiff’s strict compliance with CCC § 2924 .................................................................................. 78

Plaintiff’s Failure to Provide Evidence ............................................................................................... 78

Trustee and/or Beneficiary Wrong – Cites ....................................................................................... 79

UD is statutory therefore Tender not appropriate ............................................................................ 79

DUE PROCESS Rights ....................................................................................................................... 80

LISTING OF CASES (Not complete) ................................................................................................ 80

APPENDIX G: Sample Trial Brief and Sample Trial Strategy .......................................................... 83

INTRODUCTION ...................................................................................................................................... 86

I. SUMMARY OF ARGUMENT .......................................................................................................... 87

A. Attorney Verification Loses Rebuttable Presumption ............................................................. 87

B. Trustee Deed Upon Sale violates CCC § 2924h(b)(2) ........................................................... 89

C. Failure to Comply with CCC § 2924(a)(1)(C) ........................................................................... 90

D. Failure to Comply with CCC § 2924a ........................................................................................ 91

E. Subject Matter Exceeds Courts Jurisdictional Authority ......................................................... 91




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CONCLUSION .......................................................................................................................................... 92

PRAYER .................................................................................................................................................... 92

TRIAL STRATEGY ................................................................................................................................... 93

BEFORE TRIAL .................................................................................................................................... 93

WHAT TO EXPECT ............................................................................................................................. 93

YOU NOW HAVE AN OPPORTUNITY TO PRESENT YOUR AFFIRMATIVE DEFENSES ... 95

APPENDIX H: Other Items for Consideration ..................................................................................... 98




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*Demurrer: In my case the commissioner refused to calendar the demurrer, he overruled it

when I filed it; I filed a Writ of Mandate and he was commanded by the Appellate Court to

calendar it for hearing.

Laws/Statutes Used in Unlawful Detainer

Removal of a property owner after eviction requires that the new property owner file

the UD2 under California Civil Code § 1161a. This statute governs the Unlawful Detainer

proceeding and the processes the evicting party must follow to evict their property owner from

the property. Here are some of key “statutes3” the party initiating the lawsuit must follow.

Note the descriptions here are “layman” descriptions; for the actual Code (which you will want

for any pleadings) please see the Appendix A for the actual verbiage of the statute/law as

pulled from Onecle.

California Civil Code of Procedure § 1166(a)(1): California Unlawful Detainer actions fall under the CCP § 1166 requiring the party bringing the complaint to verify the complaint “under the penalty of perjury” and the party answering, verify the answer “under the penalty of perjury”.

California Civil Code § 446: When the verification is done by the attorney, this Civil Code comes into play, and the pleadings shall not otherwise be considered as an affidavit or declaration establishing the facts therein alleged. Which means the prima facie case is refutable and the rebuttable presumption should be lost!

California Civil Code § 1161a: This statute covers any person holding over and continuing in possession of property – whether that is from foreclosure or from failure to pay rent. For the purposes of THIS manual, we are focused on the § 1161a(b)(3) – this section of the code is specific to a property owner who has lost the property through a foreclosure. The party bringing the UD under this

2 UD: Unlawful Detainer

3 Statute: Law




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Verification

Attached to this 3j attachment/pleading should be a separate page that is YOUR

verification under the penalty of perjury.

VERIFICATION

I, <ENTER YOUR NAME> declare that:

I am the Defendant in this action. I have read the foregoing VERIFIED ANSWER TO UNLAWFUL DETAINER COMPLAINT and know the contents thereof. I certify that the same is true of my own knowledge, except as to those matters which are therein stated upon my information and belief, and to those matters I believe them to be true.

I declare under penalty of perjury under the laws of the State of California, that the foregoing is true and correct. The original verification was executed on <ENTER DATE>, this verification to the Amended Answer, Attachment 3j is executed this ____ day of ___________, <ENTER YEAR>, at ______________ County, California.

_________________________________________ <YOUR NAME> DO NOT ENTER PRO PER AS YOU ARE

ANSWERING AS THE DEFENDANT.

Answers 4 through 7

Finish filling out the Answer form, first by checking 3k and then type in “Affirmative

Defenses attached” and make sure to attach your 3j pleading to this form when you file the

Ansewr.

Answer 4 only needs to be checked if any of the statements apply. If you have vacated

the premises check that with the date you vacated.

Answer 5 check all that applies; if there are additional prayer relief requests, make sure

those are entered in your 3j pleading.

Answer 6 is all the pages attached to the form, INCLUDING any exhibits that you

attached to 3j.

Answer 7, if a licensed, registered Unlawful Detainer Assistant helped you complete

your form, check that and enter their name. (This eBook is NOT an assistant). If no professional

helped you fill the form out, and then check an Unlawful Detainer Assistant did not help you.

Sign the document and file it!




63

trustee a motion pursuant to Section 473 of the Code of Civil Procedure that specifies the factual basis for the demand. Upon the court's granting of the motion, the trustee shall thereafter be required to participate in the action or proceeding, and the court shall provide sufficient time prior to trial for the trustee to be able to respond to the complaint, to conduct discovery, and to bring other pretrial motions in accordance with the Code of Civil Procedure. (f) Upon the filing of the declaration of nonmonetary status, the time within which the trustee is required to file an answer or other responsive pleading shall be tolled for the period of time within which the opposing parties may respond to the declaration. Upon the timely service of an objection to the declaration on nonmonetary status, the trustee shall have 30 days from the date of service within which to file an answer or other responsive pleading to the complaint or cross-complaint. (g) For purposes of this section, "trustee" includes any agent or employee of the trustee who performs some or all of the duties of a trustee under this article, and includes substituted trustees and agents of the beneficiary or trustee.

Discovery Statutes

A discovery motion may be made at any time on giving five days' notice. [CCP §1170.8.]

The CCP §1013 extensions for mailing apply. [CRC 3.1347(a).]

Any opposition to a discovery motion and any reply to an opposition may be made orally

at the time of hearing. [CRC 3.1347(b).] Alternatively, if a party seeks to have you consider a

written opposition in advance of the hearing, the written opposition must be filed and served

on or before the court day before the hearing. Service must be by personal delivery, facsimile

transmission, express mail, or other means, and reasonably calculated to ensure delivery to the

other parties no later than the close of business on the court day before the hearing. You have

the discretion to consider written opposition filed later. [CRC 3.1347(c).]

Other differences between discovery in general civil actions and discovery in UD actions

include these:

Interrogatories in UD actions may be served 5 days after service of the summons on or appearance by the defendant, whichever occurs first. [CCP §2030.020(c).] On a showing of good cause, you may grant leave for the plaintiff to propound interrogatories at an earlier time. [CCP §2030.020(d).] Responses to interrogatories are due 5 days after service unless you shorten or extend the time on a motion. [CCP §2030.260(b).] Judicial Council form interrogatories are available to the parties.

Depositions must be scheduled for a date at least 5 days after service of the deposition notice and must be completed 5 days before trial. [CCP §2025.270(b).] You may shorten or extend that time by motion or on ex parte application. [CCP §2025.270(d).]

Inspection, copying, testing, or sampling demands may be served 5 days after service of the summons on or appearance by the defendant, whichever occurs first. [CCP §2031.020(c).] The demand must designate a reasonable date for inspection, copying, testing, or sampling at least 5 days after service of the demand, unless you grant leave to specify an early date on a showing of good cause. [CCP §2031.030(c)(2).] Responses to inspection, copying, testing, or sampling demands are due 5 days after service unless you shorten or extend the time on a motion. [CCP §2031.260(b).]




http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#1170_8

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#1013

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2030_020_c

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2030_020_d

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2030_260_b



http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2025_270_d

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2031_020_c

http://www2.courtinfo.ca.gov/protem/courses/ud/stats/ccp_2.htm#2031_030_c_2


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Contents INTRODUCTION ...................................................................................................................................... 86

I. SUMMARY OF ARGUMENT .......................................................................................................... 87

A. Attoney Verification Loses Rebuttable Presumption............................................................... 87

B. Trustee Deed Upon Sale violates CCC § 2924h(b)(2) ........................................................... 89

C. Failure to Comply with CCC § 2924(a)(1)(C) ........................................................................... 90

D. Failure to Comply with CCC § 2924a ........................................................................................ 91

E. Subject Matter Exceeds Courts Jurisdictional Authority ......................................................... 91

CONCLUSION .......................................................................................................................................... 92

PRAYER .................................................................................................................................................... 92




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